About this number
Normalized PSF uses Bala's Table - the Singapore Land Authority differential premium reference for valuing leasehold against freehold. Bala values a fresh 99-year lease at 96% of freehold; the curve drops non-linearly, reaching ~75% at 50 years remaining and ~60% at 30 years.
Below 40 years remaining we stop normalizing because the curve diverges from market reality once CPF withdrawal restrictions and bank LTV cliffs dominate.
A separate 5% adjustment applies to projects whose lease commenced before 2023, reflecting the older strata-area measurement convention (which counted air-con ledges and bay windows).
Source: Singapore Land Authority differential premium reference (Bala's Table).
Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| UP@ROBERTSON QUAY | 9 | CCR | 1* | 06-10 | 527 | $1,125,000 | $2,133 | $2,427 | Sep 2025 | Resale |
| UP@ROBERTSON QUAY | 9 | CCR | 1* | 06-10 | 570 | $1,110,000 | $1,946 | $2,214 | Aug 2025 | Resale |
| UP@ROBERTSON QUAY | 9 | CCR | 1* | 06-10 | 570 | $1,176,000 | $2,061 | $2,345 | May 2025 | Resale |
| UP@ROBERTSON QUAY | 9 | CCR | 1* | 06-10 | 463 | $985,000 | $2,128 | $2,421 | Apr 2025 | Resale |
| UP@ROBERTSON QUAY | 9 | CCR | 1* | 01-05 | 549 | $1,140,000 | $2,077 | $2,363 | Mar 2025 | Resale |
| UP@ROBERTSON QUAY | 9 | CCR | 1* | 01-05 | 463 | $985,000 | $2,128 | $2,421 | Dec 2024 | Resale |
| UP@ROBERTSON QUAY | 9 | CCR | 2* | 06-10 | 753 | $1,400,000 | $1,858 | $2,114 | Sep 2024 | Resale |
| UP@ROBERTSON QUAY | 9 | CCR | 3* | 06-10 | 1,119 | $2,238,000 | $1,999 | $2,274 | Jun 2024 | Resale |
| UP@ROBERTSON QUAY | 9 | CCR | 1* | 06-10 | 527 | $1,175,000 | $2,228 | $2,535 | Jun 2024 | Resale |
| UP@ROBERTSON QUAY | 9 | CCR | 1* | 06-10 | 463 | $1,025,000 | $2,215 | $2,520 | Mar 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.